1809 Adam Clayton Powell Jr Blvd Unit 2D · New York, NY 10026

$725,000

3 bd · 1.0 ba · 1,200 sqft · Condo · 56 Days on market

Built 1904 Good condition $956/mo HOA · 15% of rent

---

Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• Cash flow +7.3/30.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• 1% rule +3.7/10.0
• Rent growth +3.1/5.0
• DSCR +1.5/10.0

Listing remarks

A rare three-bedroom opportunity directly across from Central Park North. Apartment 2D is an approximately 1,200-square-foot pre-war home on the fourth floor of a boutique 1904 elevator cooperative on one of Harlem’s most handsome residential blocks. The classic layout has been built for real life: a proper entry foyer, a sun-filled living and dining area nearly 20 feet long, a separate windowed kitchen, and three true bedrooms arranged along a quiet interior hallway. A windowed bathroom, hardwood floors, and tall original windows run throughout, with leafy views across a protected block of historic Harlem brownstones. The apartment is offered as-is — an ideal canvas for a quali

Key facts

• Windowed bathroom
• Hardwood floors
• $956 HOA

Tags

• THREE BEDROOM OPPORTUNITY
• SEPARATE WINDOWED KITCHEN
• WINDOWED BATHROOM
• HARDWOOD FLOORS
• TALL ORIGINAL WINDOWS
• FULL TIME SUPERINTENDENT

Property features AI

Finance

• Other: Building contains a total of 36 units; Pets not allowed in building
• HOA & community: Monthly association fee of $956

Exterior

• Home design: Apartment in a 6-story building; Entry on 4th floor
• Construction: Building has elevator(s)
• Exterior features: North exposure

Interior

• Bedrooms: 5 total rooms (includes bedrooms and living areas)
• Bathrooms: 1 full bathroom
• Heating & cooling: Has cooling
• Interior features: Unfurnished
• Laundry & utility: Laundry details available in remarks

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath condo listed at $725k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-955 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $587k (19.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $634k (12.5% below list).
• Recommended offer: $587k (19.1% below list) — sets the bar for cash-flow.
• Cap rate 4.7% vs local median 2.6% in New York — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#268 in NY, #4,188 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A; Watch: crime F, cost of living F.
• Market conditions: Rents rising (+2.5%/yr); 96 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,467 units permitted in New York County in 2024 (4,463 in 5+ unit buildings).
• At $6,343/mo this rent would consume 94% of the median local household income ($81k/yr) (locally 2685% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $43k of equity ($5k loan paydown + $38k appreciation (5.3% local appreciation)).
• New York County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$69k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($703k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $586,752 (19.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1904 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
11. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.87% ✗
• Cap rate: 4.71%
• Cash-on-cash: -5.65%
• DSCR: 0.75
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.26% appreciation · 2.46% rent growth · sell at horizon

5-year hold

• IRR: 8.6%
• Equity multiple: 1.56×
• Total profit: $114,238
• Equity at exit: $422,264

10-year hold

• IRR: 10.2%
• Equity multiple: 2.91×
• Total profit: $387,991
• Equity at exit: $738,387

Cash invested: $203,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 0 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City New York: 0 Strongly Tenant-Friendly · D+34

Rent Stabilization Code; HSTPA; 6+ months in housing court.

Methodology + full state rankings →

ZIP-level market 10026

• Home prices YoY: 1.6%
• Rents YoY: 2.5%
• Active inventory: 96
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $6,343 high
• Mortgage (P&I): −$3,802
• Tax est. 1.5%: −$906 /mo · $10,875/yr
• Insurance: −$302
• HOA: −$956
• Vacancy / Maint / Mgmt: −$1,332
• Net cashflow: $-955

Break-even live

Break-even rent $7,552

Max offer price $586,752

Occupancy floor —

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $181,250
• Closing costs: $21,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
61 Malcolm X Blvd New York, NY	2.0	2.0	1300	$4,795	$3.69	24d	1	0.19mi
4 W 108th St Unit 28 New York, NY	4.0	1.0	750	$5,550	$7.40	20d	1	0.25mi
1 Morningside Dr New York, NY	3.0	1.0–2.0	1655	$9,980	$6.03	1d	1	0.39mi
30 Morningside Dr #2096 New York, NY	1.0–2.0	1.0–2.0	780	$9,000	$11.53	3d	2	0.42mi
5 W 103rd St Apt 4W New York, NY	4.0	2.0	1200	$7,495	$6.25	19d	1	0.43mi
420 Central Park W Unit 6K New York, NY	2.0	2.0	1060	$8,000	$7.55	22d	1	0.47mi
77 E 110th St Unit 1322508P New York, NY	2.0	1.5	990	$6,360	$6.42	24d	1	0.53mi
312 W 121st St Unit 5-A New York, NY	3.0	1.0	800	$4,655	$5.82	11d	1	0.55mi
506 Manhattan Ave Unit 1A New York, NY	3.0	1.0	800	$4,699	$5.87	11d	1	0.56mi
312 W 121st St Unit 4C New York, NY	3.0	2.0	900	$4,854	$5.39	8d	1	0.57mi
508 Manhattan Ave Unit 2C New York, NY	3.0	1.0	800	$4,699	$5.87	11d	1	0.57mi
400 Central Park W Unit 11D New York, NY	2.0	2.0	1142	$6,950	$6.09	24d	1	0.59mi
2071 Adam Clayton Powell Junior Blvd Unit 2 New York, NY	4.0	2.0	1000	$5,995	$6.00	19d	1	0.64mi
545 W 110th St Unit 6A New York, NY	2.0	2.0	1441	$7,500	$5.20	24d	1	0.65mi
120 E 116th St Unit 3R New York, NY	4.0	2.0	1100	$4,995	$4.54	8d	1	0.67mi
808 Columbus Ave New York, NY	2.0	1.0–2.0	773	$9,876	$12.78	1d	31	0.72mi
788 Columbus Ave #1323 New York, NY	1.0–3.0	1.0–1.5	900	$8,980	$9.98	24d	2	0.75mi
230 W 126th St Unit 20C New York, NY	2.0	1.0	860	$4,555	$5.30	24d	1	0.76mi
50 W 97th St #1739 New York, NY	2.0	1.0	800	$6,560	$8.20	6d	1	0.76mi
1635 Lexington Ave Unit 6D New York, NY	2.0	2.0	1112	$6,000	$5.40	24d	1	0.76mi
915 W End Ave #1020 New York, NY	1.0–3.0	1.0–2.0	851	$8,540	$10.04	2d	2	0.76mi
814 Amsterdam Ave #1019 New York, NY	1.0–2.0	1.0–2.0	800	$5,270	$6.59	24d	2	0.77mi
122 E 102nd St Unit 1021896P New York, NY	2.0	1.0	742	$5,429	$7.32	16d	1	0.78mi
543 W 122nd St Unit 27C New York, NY	2.0	2.0	1313	$10,995	$8.37	10d	1	0.84mi
543 W 122nd St New York, NY	2.0	1.0–2.0	1057	$10,995	$10.40	2d	7	0.84mi
160 W 97th St #1101 New York, NY	2.0	1.0	850	$6,050	$7.12	14d	1	0.84mi
70 W 95th St New York, NY	1.0–4.0	1.0–2.0	1095	$16,333	$14.91	17d	1	0.87mi
53-55 E 95th St Unit 4A New York, NY	3.0	2.0	803	$7,495	$9.33	8d	1	0.93mi
309 E 108th St New York, NY	3.0	1.0	1500	$5,400	$3.60	24d	1	0.94mi
319 E 109th St Unit 1021947P New York, NY	3.0	1.0	818	$7,260	$8.88	5d	1	0.95mi
309 W 97th St Unit 5N New York, NY	2.0	2.0	900	$5,495	$6.11	24d	1	0.99mi
255 W 94th St #686 New York, NY	1.0–2.0	1.0–2.0	750	$8,690	$11.59	2d	2	1.03mi
175 E 96th St Unit 1251683P New York, NY	2.0	1.0	600	$6,380	$10.63	3d	2	1.03mi
52 Convent Ave Unit 30 New York, NY	3.0	2.0	1300	$7,500	$5.77	24d	1	1.05mi
215 E 95th St #1293 New York, NY	1.0–2.0	1.0–1.5	740	$6,100	$8.24	2d	2	1.13mi
600 Columbus Ave Unit 1251680P New York, NY	1.0–2.0	1.0	900	$7,970	$8.86	2d	2	1.14mi
132 W 134th St New York, NY	2.0	1.0	750	$4,500	$6.00	24d	1	1.15mi
212 W 91st St New York, NY	1.0–2.0	1.0–2.0	825	$9,650	$11.70	3d	4	1.16mi
212 W 91st St New York, NY	1.0–2.0	1.0–2.0	825	$9,650	$11.70	3d	3	1.16mi
222 Riverside Dr Unit 8C New York, NY	2.0	2.0	1178	$9,000	$7.64	24d	1	1.16mi

HOA detail condo

• Monthly dues: $956 · $11,472/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-18
   days on market $725,000 Active 56 DOM
2. 2026-06-17
   days on market $725,000 Active 55 DOM
3. 2026-06-16
   days on market $725,000 Active 54 DOM
4. 2026-06-15
   days on market $725,000 Active 53 DOM
5. 2026-06-13
   days on market $725,000 Active 51 DOM
6. 2026-06-10
   days on market $725,000 Active 47 DOM
7. 2026-06-08
   days on market $725,000 Active 46 DOM
8. 2026-06-08
   days on market $725,000 Active 45 DOM
9. 2026-06-04
   pricedays on market $725,000 Active 42 DOM
10. 2026-06-03
    days on market $750,000 Active 41 DOM
11. 2026-06-01
    days on market $750,000 Active 39 DOM
12. 2026-05-31
    days on market $750,000 Active 38 DOM
13. 2026-04-23
    listed $750,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $76,115
• − Mortgage interest: −$40,611
• − Property taxes: −$10,875
• − Insurance: −$3,625
• − Repairs & maintenance: −$6,089
• − Management: −$6,089
• − HOA: −$11,472
• − Depreciation: −$21,091
• Taxable loss: −$23,737
• Est. tax savings @ 24.0%: +$5,697
• After-tax cash flow: $-5,768/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This pre-war three-bedroom apartment is in good condition with modern amenities and a prime location directly across from Central Park North. It offers a great canvas for a quality renovation.

Value-add opportunities

• Resale update kitchen cabinets — modernize kitchen
• Resale paint interior walls — enhance curb appeal
• Both landscaping around property — enhance curb appeal and increase rental value

Renovation cost estimate screening

Value-add ROI direction

• Resale update kitchen cabinets — modernize kitchen ↑
• Resale paint interior walls — enhance curb appeal ↑
• Both landscaping around property — enhance curb appeal and increase rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

No district data.

Livability — New York

• Score: 75/100
• State rank: #268
• US rank: #4188

Category grades

Amenities A+ Commute A+ Cost of living F Crime F Employment A- Housing C+ Health & safety A User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New York, NY
• County: New York County · 1,599,927 people
• City population: 7,731,280
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 37,123
• Household income: $81,244
• Rent vs Own: 76.5% rent · 23.5% own
• Severe rent burden: 2685.0

Population outlook (New York County) Hauer SSP2

• Today (2025): 1,825,725 people
• By 2030: 1,904,611 · +4.3%
• By 2040: 2,052,719 · +12.4%
• By 2050: 2,206,601 · +20.9%
• By 2075: 2,509,427 · +37.4%
• By 2100: 2,702,933 · +48.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: Black 45% White 25% Hispanic / Latino 18% Two or more races 11% Asian 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4% Dominican 8%
• Common ancestry: Lithuanian 2% Hispanic 2% Scotch-Irish 1%
• Foreign-born: 27% · Canada, China, Vietnam
• Languages at home: 67% English-only · Spanish 14% French/Haitian/Cajun 8% Other Indo-European 2%

Political lean MEDSL · New York

• 2024 margin: Solid D (+64.8) · D 82.4% · R 17.6%
• 2008→2024 swing: -7.4pp toward R · 2008: 72.2pp · 2024: 64.8pp
• All cycles: 2024: D+64.8 2020: D+74.5 2016: D+77.2 2012: D+69.6 2008: D+72.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.26%
• Current HPI: 330.628
• Rent YoY: ▲ 2.46%
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

1 event — show timeline

• 2026-04-23 Listed $750,000 RLS at REBNY